Be conservative when you run your numbers on rents with prices/interest rates.

You can also ask for a 'Seller Credit" which helps cover closing costs or buy the rate down if you come in high enough on the purchase offer.

Unfortunately many turnkey companies will inflate the estimated rental rate to help drive sales.

With rates at this level I an not sure places will cash flow at 80% loan value. 

One thing to look at in detail is the advertised cap rate and advertised NOI.

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The only situation where I've seen it become successful is around the universities, specifically temple because of the amount of multi inventory.

was thinking of letting them know I leg rent more than a certain amount here in California unless that person decided to move out and one of their other not on the contract tenants signed a new lease at the higher rate?  

Creative Financing: What creative financing methods have you found success with in tight markets (e.g., seller financing, lease options, etc.)?

I would warn to be wary of choosing the lowest monthly rate, that is often a huge trap.